April 15, 2025 - 6:00 PM - Planning Board Meeting Minutes

10 MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday , April 15 , 2025 6 00 pm The Johnston County Planning Board met in regular session on Tuesday , April 15 , 2025 at 6 00 pm in the County Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , NC with the following members Present Susan Ford , Brooke Holmes , Debbie Howard , Freddie Hudson , Tim Little , Gary Lovering , Jay Sasser Absent Jared Crenshaw , Will Letchworth , BOCC Representative , BOE Representative Also present Braston Newton , Director ; Todd Marr , Senior Planner ; Cameron Pittman , Planner ; Jennifer Slusser , County Attorney Vice - Chair Little opened the meeting at 6 00 pm with the Pledge of Allegiance led by Mr Hudson Approval of the Minutes Upon a motion by Mr Hudson to approve the March 18 , 2025 Planning Board Minutes , seconded by Mr Lovering , and carried by a unanimous vote of 7 - 0 , the March 18 , 2025 Planning Board Minutes were approved as presented All speakers were sworn in Vice - Chair Little announced that Case 24 - 24 MOD had been withdrawn by the Applicant Subdivisions Farm Field Owner JR Development Developer JR Development Surveyor Engineer Alsey J Gilbert , PLS Tax ID # 11M02003O Address 200 Block of Rice Rd Acreage Lots 3055 acres , 21 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that this parcel is within the ESA , however no floodplain appears on the parcel Mr Alsey Gilbert , 442 - 1 2 E Main St , Clayton , NC , Surveyor , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Mr Gilbert confirmed that the Board had the updated preliminary plat Vice - Chair Little asked about the difference between the preliminary plats 1PageMr Gilbert stated that they removed a cul - de - sac Mr Gilbert stated that the soil scientist went out a second time and didn’t like some of the soils Mr Gilbert stated that they made some changes , delayed a month , and brought it back with a revised preliminary plat Mr Gilbert stated that it has good impervious areas Ms Holmes asked about buffers for lots 14 , 15 , and 16 because of an existing house neighboring the proposed subdivision Mr Gilbert responded that the existing house was cut out of the subject parcel for the same lady , JR , and she just wanted to sell it because it was an existing house and to get it out of the subdivision Mr Gilbert stated that there were no plans for buffers There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Ms Holmes expressed concern about the capacity versus the enrollment of the schools affected by the proposed subdivision Staff Recommendation Approval Upon a motion by Mr Sasser to approve Farm Field , seconded by Ms Holmes , Farm Field was approved by a unanimous vote of 7 - 0 at the April 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 40,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Show to whom open space is dedicated 12 Provide 20 ’ fee simple access to open space 13 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 14 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 2Page15 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 16 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 17 A driveway permit and subdivision design approval must be obtained prior to construction 18 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 19 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 20 Stormwater & Erosion Control Permits Required 21 Stormwater Statement Required 22 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 23 Property is located within the ESA and limited to 12 impervious area without stormwater management 24 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 25 Provide construction details for access road 26 Provide road grade information 27 Provide cul - de - sac details 28 Provide a fire flow test 29 Provide fire hydrant distribution plan layout The Woods at Meadow Downs Owner Joe Godwin Sr Developer SALT Land Holdings , LLC Surveyor Engineer Godwin Engineering , PA Tax ID # 09J16067 Address 1325 Barefoot Rd Acreage Lots 319 acres , 31 lots 3PageMr Marr introduced the subdivision and referenced the above information Mr Joe Godwin , 20 E Piccadilly St , Winchester , VA , Godwin Engineering , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Vice - Chair Little asked about the location of the mail kiosk Mr Godwin responded that a mail kiosk will need to be added to the preliminary plat and they are working with USPS concerning the location of the mail kiosk Mr Cary Brooks , 1584 B Barefoot Rd , Newton Grove , NC , a nearby property owner , expressed concerns about the possible impact on the road concerning safety and increased traffic and stated that the road has a lot of windy turns and a very short shoulder Mr Charles Patterson , 2118 Barefoot Rd , Newton Grove , NC , a nearby property owner , asked about planned buffers around the proposed subdivision for drainage or anything else Mr Patterson expressed concerns about increased traffic and capacity for the addition of public water connections Ms Alice Parker , 1580 Barefoot Rd , Newton Grove , NC , a nearby property owner , expressed concerns for water runoff Ms Parker spoke about the water flow into Mill Creek Ms Parker also expressed concern for the impact on the schools ’ enrollments , as well as impact on traffic Ms Samantha Zoppa , 1584 Barefoot Rd , Newton Grove , NC , a nearby resident , expressed the same concerns as Ms Parker , and spoke of the agricultural community Mr Godwin addressed concerns and stated that they will follow setback requirements and landscape buffer requirements Mr Godwin stated that they will follow all County and State requirements , DEQ requirements for storm water , erosion control , and so on Mr Godwin stated that there is a 6 - inch main along Barefoot Rd and that they will have a fireflow test and a hydraulic analysis of the water system Vice - Chair Little stated that NCDOT will look at pre and post development numbers to see if the pipe that goes under the road is adequate size There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Vice - Chair Little asked about buffer requirements Mr Marr stated that there are no buffer requirements because adjacent properties are the same zoning 4PagePage pageNumber5Ms Howard spoke about a line of trees shown in the GIS image Mr Hudson asked about the lots There was discussion among the Board about trees shown in the GIS image for lots 9 through 15 Mr Sasser asked if the question was if the trees would be left in place Mr Godwin responded that the plan was to leave the trees in place Mr Godwin stated that they are using septic systems and soil is always a factor Mr Godwin stated that they changed the geometry of the road to minimize any impacts to the existing vegetation Mr Lovering asked about the outlet of the pond Staff Recommendation Approval Upon a motion by Mr Hudson to approve The Woods at Meadow Downs , seconded by Ms Howard , The Woods at Meadow Downs was approved by a unanimous vote of 7 - 0 at the April 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 30,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Fee - in - lieu of open space shall be paid prior to recording 12 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 13 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 14 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements 5PagePage pageNumber6[ Environmental Health ] 15 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 16 A driveway permit and subdivision design approval must be obtained prior to construction 17 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 18 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 19 Stormwater & Erosion Control Permits Required 20 Stormwater Statement Required 21 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 22 Property is limited to 15 impervious area without stormwater management 23 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 24 Provide construction details for access road 25 Provide road grade information 26 Provide cul - de - sac details 27 Provide a fire flow test 28 Provide fire hydrant distribution plan layout Sunset Silo Owner Joe & Susan Godwin Developer SALT Land Holdings , LLC Surveyor Engineer Godwin Engineering , PA Tax ID # 09H16037 Address 500 Block of Tart Town Rd Acreage Lots 372 acres , 31 lots Mr Marr introduced the subdivision and referenced the above information Mr Joe Godwin , 20 E Piccadilly St , Winchester , VA , Godwin Engineering , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Mr Godwin stated that they changed the geometry of the road to minimize the impact on any existing vegetation and to utilize the soils as best as possible 6PagePage pageNumber7Mr Hudson asked about the mail kiosk Mr Godwin stated that the proposed street is about 1,800 feet , so he wants to know the preference of USPS concerning the location of the mail kiosk There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Staff Recommendation Approval Upon a motion by Ms Holmes to approve Sunset Silo , seconded by Mr Hudson , Sunset Silo was approved by a unanimous vote of 7 - 0 at the April 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 30,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Fee - in - lieu of open space shall be paid prior to recording 12 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 13 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 14 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 15 Approval of all lots for onsite sewage disposal or statement for each unapproved lot 7PagePage pageNumber8[ NCDOT ] 16 A driveway permit and subdivision design approval must be obtained prior to construction 17 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 18 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 19 Stormwater & Erosion Control Permits Required 20 Stormwater Statement Required 21 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 22 Property is limited to 15 impervious area without stormwater management 23 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 24 Provide construction details for access road 25 Provide road grade information 26 Provide cul - de - sac details 27 Provide a fire flow test 28 Provide fire hydrant distribution plan layout Special Uses Public Forum Only - No Vote Case 21 - 07 MOD Petition to Modify Special Use Permit To modify Special Use Permit that is zoned General Business - Special Use District GB - SUD , to add Catering , food prep , food sales and services , to previously allowed uses Tax ID 06F04004F Owner Charthouse Holdings , LLC Applicant Leisa Newby Location 36 acres located at 3919 Raleigh Rd in Cleveland Township Requested amendment Add the following allowable uses Catering , food prep , food sales and services to the existing Special Use Permit Mr Marr introduced the case and referenced the information listed above Mr Marr stated that the existing land use was zoned GB - SUD and is used as office warehouse space Mr Marr stated that the surrounding land uses were zoned Agricultural Residential AR and used for residential and agricultural purposes Zoned AR - CZ and PUD and are 8PagePage pageNumber9major subdivisions Zoned CB and used as restaurants , cleaning business , and convenience store Mr Marr stated that the area is located in a “ Neighborhood Center ” within a designated “ Medium Density Residential Placetype ” on the County’s Envision Johnston Comprehensive Land Use Plan Mr Marr stated that the original SUP was approved in 2021 and has been in compliance with no violations noted since that time Mr Brian Gower , 766 S Pleasant - Coates Rd , Benson , NC , Property Owner , distributed a letter from the Applicant to the Board in her absence and was present to answer any questions from the Board There was no further discussion Case 21 - 07 MOD will be heard by the Board of County Commissioners at their June 2 , 2025 meeting Consistency Statement This request is consistent with the Envision Johnston Comprehensive Land Use Plan in that it is located in a designated “ Neighborhood Center ” These areas allow for a mix of uses where changes of use occur between adjacent one and two story buildings These local serving non - residential uses complement surrounding residential neighborhoods Special Use Conditions 1 Permitted Uses Add the following allowable uses Catering , food prep , food sales and services to the existing Special Use Permit All other conditions will remain the same from the original special use permit Discussion Items There were no discussion items There being no further business , Ms Holmes made a motion to adjourn , seconded by Mr Lovering and carried by a unanimous vote of 7 - 0 The meeting ended at 6 27 pm Respectfully submitted by _______________________________________ Jodie Gay , Secretary for the Board 9Page